2 Holybrook Avenue, Bradford

Description

Situated in a cul-de-sac off Harrogate Road, close to local shopping/travelling facilities including Apperley Bridge Train Station. Further amenities can be found nearby in Bradford City Centre. A Semi-Detached House requiring modernisation with accommodation arranged on Two Floors.

Accommodation

First Floor: Bedroom (One), Bedroom (Two), Bedroom (Three). Ground Floor: Entrance Hall, Living Room, Kitchen, Bathroom/WC, Conservatory, Lean-to.

Location

Situated in a cul-de-sac off Harrogate Road, close to local shopping/travelling facilities including Apperley Bridge Train Station. Further amenities can be found nearby in Bradford City Centre.

Tenure / Property Information

Investment Analysis

The three most recent same-street sold comparables range from £110,000 to £135,000: £125,000 in May 2026, £135,000 in February 2024 and £110,000 in June 2023. The subject requires modernisation, but no condition-adjusted discount or refurbishment cost is evidenced. HB base GDV is therefore £125,000, with an evidence-supported range of £110,000–£135,000.

Investment Snapshot

Strategy Recommendation

Potential refurbishment-led resale or BTL acquisition only after a full survey, itemised works quotation and confirmation of achievable local rent. Do not set a maximum bid from the guide alone because the works and total project costs are unknown.

Works Required

Modernisation of the two-storey three-bedroom house, including assessment and updating of the kitchen, bathroom/WC, living accommodation, conservatory and lean-to as required. The EPC is E, but no specific defects or scope of works are provided.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At a £125,000 base GDV, 75% refinance is approximately £93,750. However, cash left in cannot be calculated because refurbishment and total project costs are unsupported. The low guide provides apparent margin, but the outcome is highly dependent on the unknown modernisation budget, valuation condition and refinance terms.

Buy-to-Let Analysis

The only relevant Bradford rental evidence supplied is an advertised asking rent of £725 pcm for a three-bedroom house, producing £8,700 annual rent. This equates to 29.0% gross yield against the £30,000 guide, before the £1,500 buyer premium, refurbishment, finance, tax, insurance, maintenance and voids. Yield on total project cost cannot be established because refurbishment costs and other completion costs are not quantified. The rent is an asking rent, not an achieved or passing rent.

Flip Analysis

A resale strategy has evidence-supported GDV scenarios of £110,000, £125,000 and £135,000 based on same-street completed sales. Flip surplus cannot be calculated because refurbishment costs, selling costs and any other completion costs are not supplied. The property’s requirement for modernisation means the comparable values should not be treated as a guaranteed resale value.

Investor Risks & Due Diligence

• The property is expressly described as requiring modernisation, but the scope and cost of works are unknown.

• The £725 pcm figure is an advertised asking rent rather than achieved or passing rent.

• The sold comparables may not reflect the subject property's condition after modernisation.

• Seller fees may be payable under the special conditions, but no amount is provided.

• EPC rating E may require improvement depending on the eventual letting and applicable requirements.

• Buyer premium of £1,500 is payable, with additional unknown completion costs and a deposit requirement within 24 hours.

Recommendation

Potential refurbishment-led resale or BTL acquisition only after a full survey, itemised works quotation and confirmation of achievable local rent. Do not set a maximum bid from the guide alone because the works and total project costs are unknown.

Strategy Rating

Analysis Confidence

There are three recent same-street completed sales and one relevant Bradford rental listing, but no quantified condition assessment, refurbishment budget, selling costs, finance terms or achieved rental evidence.